06-24-2002 Council Packet - Laserfiche WebLink

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3.The Planning Commission reviewed the application for variances and recommended denial by a vote of 7 to 0 based on the following findings: A. B. C. D. E. F. The City created the B-6 zoning district specifically for the commercial areas on the north side of Highway 12. The district was developed to limit the intensity of retail uses, and to provide for uses that are compatible with the residential uses to the north. Both lot I and lot 2 of the Otten property are zoned B-6. This is a large amount of property, the development or redevelopment of which will have a substantial impact on the character of the Highway 12 area. Any changes to the PUD, or to the zoning of the property to add new permitted uses needs to be done carefully, and in a way that ensures the use of the property fits into the City's plans for the broader Highway 12 area. If the property is opened to all B-1 uses, the property could be changed to a mix of uses that is incompatible with, or detrimental to, the plans for the Highway 12 area. The Planning Commission has recommended approval of a concession stand style restaurant for the property to include a concession stand that is located within the retail and garden portion of the building. The concession stand operates with a limited menu and is open generally at 8:00 a.m. and closes one hour before the nursery closes. The area where this use operates is approximately 900 s.f. in area. A total of 10 tables and 44 chairs are located next to the concession stand. In 1996 the City of Orono removed Class 1 restaurants as a permitted use in the B-6 district. Any proposed uses not currently permitted within the PUD document can be reviewed independently as an amendment to the existing PUD. Parking on the site, access, and other site plan issues that should be considered when reviewing a use that is not permitted in the Highway 12, B-6 District. CONCLUSIONS, ORDER, AND CONDITIONS Page 2 of 3